Start With the Exact Builder, Community, and Lot
Palm Beach County has county and city permit offices. The right office depends on the address.
Review the builder company, license, community, plan, lot, options, and closing date.
You are not buying a model home. You are buying one contract, lot, plan, option list, and construction file.
Verify the Builder and Contractor
A brand may use more than one company or contractor. Match the contract with current public records.
- Confirm the legal seller named in the contract.
- Verify the contractor license and status.
- Check the community and lot ownership.
- Review complaints or legal issues through proper sources.
- Save the builder’s current contact and warranty details.
Read the Builder Contract
Builder contracts can differ from resale contracts. Read every deadline, remedy, and buyer duty.
“Nonrefundable deposit,” “estimated completion,” “substitution,” “force majeure,” “default,” “limited remedy,” or “assignment.”
The builder may control timing, changes, and remedies. Your right to cancel may be narrow.
- Price: identify base price, lot premium, options, and later adjustments.
- Timing: separate estimates from firm deadlines.
- Changes: review substitution and design-change rights.
- Default: understand deposit and remedy language.
- Closing: identify notice, walk-through, funding, and possession duties.
Track Every Deposit
Deposits may be due at signing, design choices, change orders, or later steps.
- List each deposit amount and due date.
- Ask whether each payment is refundable.
- Confirm where funds are held.
- Keep receipts and written option records.
- Ask what happens after buyer or builder default.
Compare Incentives With the Full Price
An incentive may lower cash, the rate, or upgrade cost. It may also require a preferred lender or title company.
The largest incentive is not always the lowest total cost.
- Closing credit: compare it with the home price and fees.
- Rate offer: review points, term, lock, and later cost.
- Upgrade credit: check retail pricing and excluded items.
- Preferred provider: compare outside lender and title offers.
- Appraisal: ask how upgrades affect value and cash needs.
Review the Loan and Rate-Lock Risk
Building delays can outlast a rate lock. Ask what happens if the closing date changes.
- Compare annual percentage rate, points, fees, and credits.
- Confirm lock length and extension cost.
- Ask when income, credit, and assets are checked again.
- Do not open new debt before closing without lender review.
- Keep a backup financing plan when practical.
Check Permits, Plans, and Inspections
Palm Beach County handles permits in unincorporated areas. Cities may run their own permit offices.
“Permit issued,” “inspection passed,” “correction required,” “final inspection,” “certificate of occupancy,” or “closed.”
The file shows approvals and inspections. It does not prove every finish or hidden part is free of defects.
- Identify the correct county or city office.
- Review the master and lot-specific permits.
- Check failed inspections and corrections.
- Confirm the final inspection and occupancy record.
- Match the approved plan with the delivered home.
Use Independent Inspections
Code inspections serve the public process. They do not replace the buyer’s own inspection.
- Pre-drywall: inspect visible framing, rough systems, and penetrations before walls close.
- Final: inspect the home before the closing walk-through.
- Specialists: use roof, pool, HVAC, electrical, plumbing, or engineering help when needed.
- Reinspection: verify agreed repairs.
- One-year review: document visible issues before key builder deadlines.
Control Options and Change Orders
Design choices and change orders can change price, value, timing, and loan needs.
- Put every choice and price in writing.
- Confirm whether the change is refundable.
- Check the effect on closing time.
- Ask whether the lender will finance the option.
- Keep the final option sheet and plans.
Review HOA, CDD, and Community Costs
Community charges can change. Confirm what applies to the lot and closing date.
- HOA: review dues, rules, reserves, and transfer charges.
- CDD or assessments: confirm any district or special charge.
- Amenities: ask when they open and who maintains them.
- Utilities: confirm providers, connection fees, and deposits.
- Future phases: ask how later construction may affect access and noise.
Quote Insurance Before the Final Commitment
A new home may still face wind, flood, roof, opening, location, and carrier rules.
- Get a written homeowners quote for the exact address.
- Check wind and flood coverage.
- Confirm roof, opening, and product records.
- Ask about construction-to-permanent timing when relevant.
- Confirm the policy start date and lender clause.
Prepare for the Final Walk-Through
The walk-through is a condition check, not only a celebration.
- List: write each incomplete, damaged, or incorrect item.
- Evidence: take dated photos and videos.
- Systems: operate doors, windows, lights, plumbing, appliances, and HVAC.
- Documents: collect manuals, permits, warranties, keys, and codes.
- Repairs: state what must be complete before or after closing.
Read the Warranty Before Closing
A builder warranty has limits, exclusions, notice rules, and deadlines. It does not cover every issue.
- Identify the warrantor and claim process.
- Save coverage dates and exclusions.
- Use the required notice method.
- Document defects with dates and photos.
- Ask an attorney about disputed or serious issues.
Confirm the Closing File
Before funding, confirm the price, credits, deposits, loan, insurance, survey, occupancy record, title, and possession.
- Match the final price with signed changes.
- Confirm all builder and lender credits.
- Review the closing disclosure and cash to close.
- Check final inspection and occupancy records.
- Confirm keys, access, utilities, and possession.
Use Official Palm Beach County and Florida Resources
Official sources help verify permits, licenses, flood facts, and building rules. They do not replace contract or home review.
Questions to Ask Before You Sign
- Who is the legal seller and licensed contractor?
- Which deposits can be lost?
- What completion dates are only estimates?
- What can the builder change or substitute?
- What does each incentive really cost?
- Which permit office controls the lot?
- When can independent inspections occur?
- What HOA, CDD, insurance, and utility costs apply?
- What does the warranty cover and exclude?
- What must be complete before closing?
A Calm Palm Beach County New-Construction Plan
First review the builder, contract, deposits, incentives, loan, permits, inspections, options, fees, insurance, and warranty.
Then confirm the final walk-through, closing file, possession, and written repair duties.
